12-19-2001 - Blanken's Oak SubdivisionBLANKEN’S OAK SUBDIVISION
TRC MINUTES 12/19/01
In Attendance:
John Blanken
Janet Blanken
Lawrence E. Bennett, P.E., Project Engineer
Hans Wolfer, P.E., City Engineer
Terry Wadsworth, Director, Environmental Services
Capt. Jill Landreville, Fire Marshall
Darren Lear, Chief Planner
Dennis Fischer, Building Director
Pat Drosten, Planning Technician
Planning Department
• Since proposed right-of-way, width, lot size dimensions, and setbacks do not
conform to Section 21-50.02 Table V-1 (Minimum Site Dimensions) for the R-3
zone; the property must be rezoned to RPUD and be accompanied by a Zoning
Agreement.
Mrs. Blanken was given a copy of the Zoning Map Amendment Application and will be
sent an example of a Zoning Agreement for RPUD zoning. They intend to apply for the
recommended rezoning.
Per Section 21-53.04 (j):
• Address 25-year/24 hour storm event for positive outfall basin and the outfall
destination.
Emergency overflow flows to U.S. 1. Will add note on plans.
Per Section 21.163.02, the following must be addressed:
The following exhibits shall be submitted to the Planning Department at the time of
preliminary plat application;
• (a) An assessment of the ability of the proposed project to comply with the
Concurrency Management System requirements described in Article IX.
Will provide letter.
• (c) A preliminary assessment of environmental or natural resources to address
endangered or threatened species.
Will provide letter.
• (e) A soils report based on a minimum of one percolation test per ten (10) acres and
one or more eight-foot (8’) deep soils borings at a percolation test site.
Original signed and sealed copy provided to staff at this meeting.
Per Section 21.163.03, the following must be shown on the development plan:
• (c) The proposed lot lines, dimensions, lot and block numbers and setbacks.
Will show on plan and plat.
• (d) The proposed street layout shall include street names.
Will show on plan and plat.
• (k) The proposed reclaimed and /or fire protection water lines if other than potable
system; size, general location, and location of hydrants.
Reclaimed not available. Applicants will request exemption from installation of dry lines.
• (l) Common areas, including but not limited to, recreation area, common open
space, trails and areas for identification signs. If no open space is proposed, fees
must be paid to the City in accordance with Section 21-169.04.
Staff will provide information to applicant concerning applicable fees.
• (n) The location and typical cross sections of sidewalks, bike paths and trails.
Sidewalks must be provided in accordance with Section 21.168.05.
Will address in zoning agreement.
• (o) A preliminary landscape plan for common areas and a preliminary street tree
plan. If a common area is added, a statement regarding proposed irrigation system
for the common area shall also be provided.
Will show trees to be removed and those to remain in R-O-W and retention areas.
• (p) A preliminary street light plan.
Will address in zoning agreement.
Additionally, Street design must be in compliance with Section 21.169.03, including but
not limited to Right of way width (60 ft – 2 lane required), cul-de-sac dimensions, and
construction requirements.
Building Department
• The retention area on the north side will require either culvert pipes under the
driveways or standing water will cover swale type drives resulting in homeowner
complaints. Recommend moving stormwater retention totally to south side of
street.
Will show on plan and plat. Per Hans recommendation 8-inch minimum steel pipe be used.
• Recommend paved roadway width be reduced to 20 feet, same as adjacent streets.
Will show on plan and plat.
Environmental Services
Water
• The existing water line is a two-inch diameter pipe and will need to be upgraded.
The proposed water line can connect where indicated on the plans, however an
upgrade of the water line from U.S. 1 will be necessary. The contractor will need
to submit the designed plans for the water connecting to the existing eight-inch line
on U.S. 1 to the Department of Health for permitting. Once the permit is received,
the City will extend a six-inch water line from U.S. 1 to the designated connection
point on the plans.
Contractor will design and permit; City will run to property line of subdivision.
Sewer
• No comments on the sewer line proposal are necessary.
OK
Roadway
• As this will be dedicated to the city as a public roadway, density tests compacted to
98% based on Aashto T-180 will be necessary for the sub base.
OK
Stormwater
• Hans Wolfer will be evaluating the design of the stormwater system for this
project, however, based on the stormwater drawings, it is not apparent as to who
will be responsible for maintenance of this system once completed. The letter
stated that the roadway and right-of-way will be turned over to the City and there
will be no common areas. This could only mean that the individual homeowner’s
are responsible for the maintenance of the retention pond and swale areas. This is
impracticable as if one homeowner does not maintain his area, it could have
adverse affects on the other homeowners.
So noted, however applicant wishes to convey maintenance to homeowners.
Fire Department
• NFPA 1 (Fire Prevention Code) requires a “turnaround shall have a minimum
centerline radius of 50 feet”. The cul-de-sac shown on the plans does not appear to
meet this requirement.
50’ is measured from center of cul-de-sac to center of road. Mr. Bennett was given a copy
of the pertinent section of the NFPA 1 Code.
Legal Department
• No comments
City Engineer
• Proposed pipe must be RCP under the pavement in lieu of HDPE.
Per Hans, HDPE is ok.
• The Soils Report must be signed and sealed originally by the reporting engineer.
Provided by applicant.
• The top of berm must be five inches (5’) wide.
Will show.
• Concrete pavement must be per DOT specs.
The concrete pavement in lieu of asphalt will be addressed in the zoning agreement.
• On Sheet 1 of 6, place a note in large letters (1½inches high) stating
“INDIVIDUAL RETENTION SYSTEMS MUST BE CONSTRUCTED ON
EACH LOT AS THE HOMES ARE BUILT.”
Will show on plan and plat.
• The diameter of the Cul-de-sac pavement must be 100 feet to accommodate a fire
truck.
Fire Code takes precedence over City LDC.
• Skimmer must be two inches (2’) thick lumber; bolts with four inch (4”) log bolts.
Will show specs on detail sheet.
• Drainage notes required on plans – “Water Retention areas shall remain as shown
unless any and all changes are approved by the City Engineer.”
Will show on plan and plat.
• A permeability test is required.
Provided in soils report.
• Provide note on the plans – “This property is located in FEMA Zone ___ and the
100 year flood elevation is ___ft. (NGVD).”
Will show on plan and plat.
The following information will be provided to the applicants:
Copy of Section 21.169.03 – Street Design Standards
Copy of Section 21-169.04 – Open Space Fee information
Copy of Article XI – Concurrency Management System requirements
Example of RPUD Zoning Agreement
Map showing 300’ range for property owner notification.
Copy of these minutes